Item 6 - Staff ReportCase No.
ZA24-0050
S T A F F R E P O R T
January 3, 2025
CASE NO: ZA24-0050
PROJECT: Zoning Change and Concept Plan for 1965 and 1975 N. White Chapel Blvd.
EXECUTIVE
SUMMARY: Ashmun, LLC, on behalf of owners Ashruf Khan and Munawar Begum, and
Zoning Change and Concept Plan for 1965 and 1975 N. White Chapel Blvd., on
property described as Lots 1 and 2, Thrasher Addition, an addition to the City of
Southlake, Tarrant County, Texas. Current Zoning: “AG” Agricultural District.
Requested Zoning: “SF-20A” Single Family Residential District. SPIN
Neighborhood #3.
DETAILS: The subject property is approximately 2.89 acres located at 1965 and 1975 N.
White Chapel Blvd., near the northeast corner of N. White Chapel Blvd. and E.
Kirkwood Blvd. The applicant is requesting approval of a Zoning Change and
Concept Plan for a 4-lot residential subdivision, including the construction of a
cul-de-sac street to provide access to N. White Chapel Blvd. The requested
zoning is "SF-20A" Single Family Residential District and the four lots range in
size from 24,808 SF to 26,992 SF. The subject property is currently 2 lots with
"AG" Agricultural District zoning.
VARIANCES: 1) Subdivision Ordinance No. 483, Section 8.01G, requires lots abutting property
zoned “SF-1” to be a minimum of 30,000 square feet in area. The applicant is
requesting a variance for lot size for lots 1 and 2, which abut SF-1A zoning to the
north. Lots 1 and 2 are 24,808 SF and 26,756 respectively.
2) Tree Preservation Ordinance No. 585, as amended, requires a minimum of
60% of the tree cover to be preserved based on the 22% of the existing tree
cover. The applicant is requesting to preserve 13% of the existing tree cover.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Zoning Change and Concept Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Concept Plan Review Summary No. 3, dated January 3, 2025
(D) Surrounding Property Owners Map and Responses
Plans
Variance Request Letter
Presentation
Corridor Planning Committee Report
STAFF CONTACT: Dennis Killough (817) 748-8072
Case No. Attachment A
ZA24-0050 Page 1
BACKGROUND INFORMATION
OWNER: Ashruf Khan and Munawar Begum
APPLICANT: Ashmun, LLC
PROPERTY SITUATION: 1965 and 1975 N. White Chapel Blvd.
LEGAL DESCRIPTION: Lots 1 and 2, Thrasher Addition
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: “AG” Agricultural District
REQUESTED ZONING: “SF-20A” Single Family Residential
HISTORY: -The plat showing for Thrasher Addition was approved in September
1986 (ZA86-041).
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is “Mixed Use”.
The purpose of the Mixed Use category is to provide an option for large
scale, master‐planned, mixed use developments that combine land uses
such as office facilities, shopping, dining, parks, and residential uses. The
range of activities permitted, the diverse natural features, and the varying
proximity to thoroughfares of areas in the Mixed Use category
necessitates comprehensively planned and coordinated
development. New development must be compatible with and not
intrusive to existing development. Further, special attention should be
placed on the design and transition between different uses. Typically, the
Mixed Use designation is intended for medium‐ to higher‐intensity office
buildings, hotels, commercial activities, retail centers, and residential
uses. Nuisance‐free, wholly enclosed light manufacturing and assembly
uses that have no outdoor storage are permitted if designed to be
compatible with adjacent uses. Other suitable activities are those
permitted in the Public Parks/Open Space, Public/Semi‐Public, Low
Density Residential, Medium Density Residential, Retail Commercial, and
Office Commercial categories.
Mobility & Master Thoroughfare Plan
The property is accessed off of N. White Chapel Blvd. This section of N.
White Chapel Blvd. is designated as an “A4D” 4-lane divided arterial with
88 feet of right of way.
Pathways Master Plan & Sidewalk Plan
The Pathways Master Plan calls for a less than 8 ft. sidewalk along the
east side of N. White Chapel Blvd. The applicant is showing a 5 ft.
sidewalk along N. White Chapel Blvd. and along both sides of the
proposed cul-de-sac street.
Case No. Attachment A
ZA24-0050 Page 2
UTILITIES: There is a 12” water line along N. White Chapel and an 8” sanitary sewer
line in E. Kirkwood Blvd. 8” water and sanitary sewer lines will be
extended through the proposed cul-de-sac to provide service to the lots.
DRAINAGE: Lots 1, 2 & 4 drain toward the proposed street and into the N. White
Chapel drainage system. Lot 3 drain toward E. Kirkwood Blvd drainage
system. Drainage study shows no detention structure is needed. This will
be further evaluated with the constructions plans prior to development.
TREE PRESERVATION: There is 22% of existing tree cover and a minimum of 60% of the tree
cover is required to be preserved. A total of 87% of the existing tree cover
is proposed to be removed and 13% is proposed to be preserved. The
applicant has requested a variance.
CITIZEN INPUT: This item was heard by the Corridor Planning Committee Meeting on
January 30, 2024.
PLANNING AND ZONING
COMMISSION ACTION:
CITY COUNCIL ACTION:
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 3, dated January 3, 2025.
Case No. Attachment B
ZA24-0050 Page 1
VICINITY MAP
Case No. Attachment C
ZA24-0066 Page 1
CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA24-0050 Review No.: Three Date of Review: 1/03/2025
Project Name: Concept Plan – 1965 and 1975 N. White Chapel Blvd.
APPLICANT: ARCHITECT:
Ashruf Khan
ASHMUN LLC
P.O. Box 93502, Southlake, Tx 76092
Phone: 817-239-1243 Phone:
Email: Aliarap786@gmail.com Fax:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
12/20/2024 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE
HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY
THE CITY COUNCIL. PLEASE CONTACT DENNIS KILLOUGH 817-748-8072.
1. The minimum paved radius at the cul-de-sac is 50’. The current plan only shows 41’.
2. Per the Subdivision Ord. No 483, Sect. 8.01G, lots abutting property zoned “SF-1” require lots
be a minimum 30,000 square feet in area. This affects lots 1 & 2. As proposed a variance
request with justification is needed. (Variance Requested)
3. Show and label a minimum 5’ wide sidewalk connecting to any terminating sidewalks adjacent
to the north and/or south corners of the property along N. White Chapel Blvd/Kirkwood Blvd. A
minimum 5’ wide sidewalk will be required along the street frontage(s) of each lot at the time of
residential home construction in compliance with Section 5.06 of the Subdivision Ordinance
No. 483, as amended.
Case No. Attachment C
ZA24-0066 Page 2
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
1. The proposed existing tree cover preservation does not comply with the existing tree cover
preservation requirements of the Tree Preservation Ordinance. There is 22% of existing tree
cover and a minimum of 60% of the tree cover is required to be preserved. A total of 87% of the
existing tree cover is proposed to be removed and 13% is proposed to be preserved. A variance
request with justification will be needed in the narrative.
* Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree
Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing
tree cover in accordance with the percentage requirements established by Table 2.0. If the
property has previously received a tree permit related to development, the percentage of existing
tree cover at the time the first such permit was issued shall be used to calculate the minimum
existing tree cover that must be preserved under this section.
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on
the entire site
Minimum percentage of the
existing tree cover to be
preserved*
0% – 20% 70%
20.1 – 40% 60%
40.1% - 60% 50%
60.1% - 80% 40%
80.1% - 100% 30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in
public rights-of-way as approved by City Council.
* Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the
approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the
zoning as approved by the Southlake City Council. Please ensure that the layout of all structures,
easements, utilities, structures grading, and any other structure proposed to be constructed do
not conflict with existing trees intended to be preserved.
LANDSCAPE COMMENTS:
1. On the Concept Plan identify and label the required west 10’ – B bufferyard.
2. On the Landscape Plan the west bufferyard is labeled East Bufferyard. Please correct the
labeling error.
3. There are a minimum of twelve (12) shrubs required in each bufferyard and only ten (10) are
shown. Please add two (2) shrubs to each bufferyard.
* Indicates informational comment.
# Indicates required items comment.
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
Case No. Attachment C
ZA24-0066 Page 3
Public Works/Engineering Review
* Previous comments have been addressed.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Case No. Attachment C
ZA24-0066 Page 4
Fire Department Review
FIRE LANE COMMENTS:
Cul-de-Sacs must have 30 ft. inside turn radius and 50-foot radius (100-foot diameter) for approved
turnaround. (Plans do not indicate approved dimensions)
FIRE HYDRANT COMMENTS:
Hydrants required at maximum spacing for R-3 Occupancies is 400 feet for subdivisions with un-
sprinkled homes and 600 feet for sprinklered homes.
GENERAL COMMENTS:
An automatic fire sprinkler system shall be installed in all residential structures that exceed 6,000
square feet, excluding porches and patios.
Lorenzo Chavez
Fire Inspector
Phone: (817) 748-8671
E-mail: LChavez@ci.southlake.tx.us
Case No. Attachment C
ZA24-0066 Page 5
General Informational Comments
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
* A Developers Agreement is required prior to construction of any public infrastructure. The
Developer's Agreement for this addition should consider streets, drainage, park dedication
requirements and fees, off-site sewer extensions, off-site drainage and utility easements and
impact fees.
* The applicant should be aware that prior to any issuance of any permits a Plat (Preliminary Plat
followed by Plat Revision for filing in the County) must be processed and filed in the County Plat
Records, a fully corrected site plan, landscape plan, irrigation plan, and building plans, must be
submitted for approval and all required fees must be paid. This may include but not be limited
to the following fees: Park Dedication Fee, Roadway Impact Fee, Water & Sewer Impact and
Tap Fees, and related Permit Fees.
See fee schedule https://www.cityofsouthlake.com/302/Applications-Fees-Submittal-Schedules
* In addition to the City of Southlake impact fees, please be aware that through the wholesale
water customer contract with the City of Fort Worth, all new water connections are required to
pay the City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based
on the final plat recordation date and building permit issuance. The applicant is encouraged to
review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine
the fee amount.
* Please be aware that the Subdivision Plat will require dedication of ROW to achieve a
minimum overall width of ROW 88’ split along the established centerline and based existing
ROW width. Any deficiency not accounted for the proposed concept plan being presented may
affect lot area.
* It appears this property lies within the 65 'LDN D/FW Regional Airport Overlay Zone, requiring
construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance
No. 479. Additionally, the Avigation Easement and Release shown in Appendix 3 of the
Subdivision Ordinance No. 483 should be executed on subsequent Plats to be filed in the County
Plat Records.
* Denotes Informational Comment
Case No. Attachment D
ZA24-0050 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Owner Zoning Physical Address Acreage Response
1 PAILES, NATHAN A SF30 108 BRENTWOOD CIR 0.060159136 NR
2 ASCENCIO, CRISTOBAL SF30 112 BRENTWOOD CIR 0.012954237 NR
3 SIMPSON, CHARLES SF30 104 BRENTWOOD CIR 0.050765366 NR
4 XIONG, KEVIN SF30 100 BRENTWOOD CIR 0.060106186 NR
5 SATHY, ASHOKE ECZ 200 ST. TROPEZ DR 0.538159975 NR
6 SUAREZ, GERARDO SF1-A
2005 N WHITE CHAPEL
BLVD 1.714177281 NR
7 METAIRIE SOUTHLAKE INVESTORS L TZD 100 CLEARY CT 0.085343702 NR
8 JAMES, KEVIN TZD 101 CLEARY CT 0.159637096 NR
9 HYMES, JOHN ECZ 108 ST. TROPEZ DR 0.414607297 NR
10 ALMOG, JONATHAN ECZ 204 ST. TROPEZ DR 0.001801291 NR
11 SHIVERS FAMILY PTNRSHIP LTD AG
1900 N WHITE CHAPEL
BLVD 1.337116396 NR
12 DAVENPORT, DANIEL F ECZ 104 ST. TROPEZ DR 0.343269258 NR
13 LEE, CHARLES ECZ 100 ST. TROPEZ DR 0.373233129 NR
14 SOUTHLAKE, CITY OF ECZ
100 E KIRKWOOD
BLVD 0.616592043 NR
15 CARILLON CROWN LLC ECZ
201 E KIRKWOOD
BLVD 0.191925464 NR
16 CARILLON CROWN LLC ECZ
1801 N WHITE CHAPEL
BLVD 0.473297946 NR
17 TAVISALA, KALYANI ECZ 208 ST. TROPEZ DR 0.364212868 NR
Case No. Attachment D
ZA24-0050 Page 2
18 MCGOWEN, MILTON ECZ 105 ST. TROPEZ DR 0.366455675 NR
19 CARILLON CROWN LLC ECZ 1840 RIVIERA LN 2.330979116 NR
20 KEVIN HAVER ROSTRON LEGACY TRU TZD 105 CLEARY CT 0.25000632 NR
21 HW BUILDERS LLC TZD 109 CLEARY CT 0.261118117 NR
22 GOLLA, HEMANTHA ECZ 101 ST. TROPEZ DR 0.346861211 NR
23 SOUTHLAKE, CITY OF ECZ
400 E KIRKWOOD
BLVD 4.695927813 NR
1000 KHAN, ASHRUF ALI AG
1975 N WHITE CHAPEL
BLVD 0.996836437 U
1001 KHAN, ASHRUF ALI AG
1965 N WHITE CHAPEL
BLVD 1.681159494 U
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-one (21)
Responses received: None